Thanks! You are definitely correct in that we can't objectively compare D'Hill with Dedaun. But I included it because this was part of my actual decision making process and just my subjective opinion from the perspective of buying an ownstay property. I think it might also be relevant for other people who have just been considering condo options and have overlooked townhouses with comparable absolute prices.

As someone who bought a upper townhouse unit here for my ownstay, here’s my 2 sen analysis regarding the pros and cons of Dedaun Rimba compared with other landed developments that have recently launched new phases with comparable prices including: Sime Darby Elmina @ Shah Alam, IJM Rimbayu @ Jenjarom, Gamuda Gardens @ Rawang, Gamuda Cove @ Putrajaya, Eco Ardence Setia Alam @ Shah Alam, Eco Grandeur @ Bandar Puncak Alam, Eco Majestic @ Semenyih, Bandar Sri Coalfields @ Sungai Buloh, Setia Alam Sari @ Kajang, Setia Templer Park @ Rawang, LBS Bina Kita Cybersouth @ Dengkil.

PROS:

Dedaun Rimba is simply nearer to KL city centre compared to the other landed developments. I have compared traffic conditions during peak morning and evening hours using waze, and it requires the least travel time with reasonable toll rates. As someone who needs to travel daily to KL, the time and energy saved from traveling is priceless.



It is also within reasonable driving distance to areas with established townships, amenities, variety of food and abundance of job opportunities such as Kota Damansara, Subang, Bandar Utama, Surian, Ara Damansara, Damansara Damai, Kepong and so on.

Alternatively, there is public transport access via around 700m walking distance (no covered walkway) or park and ride at the MRT Kwasa Sentral station (Kajang line), which can transfer to the MRT Putrajaya line in just 1 station away. None of the other landed developments have MRT access. Even if I drive most of the time, having the MRT as a backup is a significant advantage.



The PSF price of around RM470-530 PSF is relatively low for its location and MRT access advantages. I previously considered Sunway D’hill which is a condo nearby selling at around RM722k for a 1079 sqft unit, equal to around RM670 PSF. So switching to a larger sized landed option (1559 sqft) at around the same absolute price and lower PSF price was an easy choice.

Within the immediate surrounding of Dedaun Rimba there is no industrial/farming activity (factories in Sungai Buloh are around 1km away, but I have not sensed any obvious noise or air pollution from them at the project site), no massive highway, no high tension cable, no PPR, no squatter settlement, no sewerage treatment plant, no cemetery and it is not in any low altitude aircraft flight path. It has honestly been quite difficult to find a newly launched project with no such elements within or surrounding KL.

Compared to other landed developments with similar prices, Dedaun Rimba has one of the lowest plot ratio and density with only 264 units on a 12.7 acre land, and 3 acres dedicated to landscaped greenery.



There is also a 28 acre public park right in front of the site, providing further recreational activity space and greenery.



As for the whole Kwasa Damansara masterplan, setting aside the decade long delays and failure to materialize, the projects that have now launched have reasonable densities and the road infrastructure that has been constructed hopefully should be able to cope with future traffic. Even the Rumah Idaman/affordable component of Kwasa Damansara has minimum 2 car parks for each unit, which would hopefully mitigate illegal roadside parking issues.

CONS:

There is a large mosque that is going to be built right next to the public park in front of the site, which may cause some to be concerned about noise and traffic. However, the public park has a large number of parking lots which would hopefully be able to cope with Friday prayer traffic.



It is a landed strata development with a clubhouse inside, so owners will have to pay higher monthly maintenance fee as compared to gated & guarded individual title developments that provide an option to sign up membership at a developer maintained clubhouse nearby. However, I do appreciate that the unit owners in strata developments cannot change the exterior facade of the units. This also mitigates the risk of your neighbour carrying out months long drilling and hacking for renovation which can make life living hell.

The units only come with water heaters in the bathrooms and are otherwise bare. The title is also leasehold with 91 years remaining.

There is uncertainty in EPF’s (Kwasaland) ability to make Kwasa Damansara a successful township. Instead of playing the role of master township developer like Sime Darby in Elmina, IJM in Rimbayu and etc., EPF has split up the whole master plan into separate pieces of lands and is selling the development rights to individual developers like YTL, TSR, Gadang, Impiana and Exsim. EPF and MRCB are also jointly developing “Kwasa Damansara City Centre” which promises to be a 2,257 acres mixed development with residential, commercial, retail and central park components.

However, after around a decade of delays, nothing except the EPF office and public park has materialized and there were no projects launched until late 2023, whereby several other projects (Tujuh Residences, Daya Residence, Linari Damansara, Laman Waringan and Idaman Kwasa Damansara) are finally launching with actual construction work started at the respective sites.

Good write up, I think the Elmina township is most comparable as it it the closest to Kwasa.

15 mins to Kwasa and it’s freehold for the same price as the townhouse.

Good write up, I think the Elmina township is most comparable as it it the closest to Kwasa.

15 mins to Kwasa and it’s freehold for the same price as the townhouse.

“Amir hinted that a Kwasa Land tender for 600 acres on the PJ East side in Kwasa Damansara was taken up by a partner with “good returns”, but did not mention the name of the developer.”.

https://theedgemalaysia.com/node/669970

The good news is “Pj East” in Kwasa Damansara will be under 1 developer.

The Elmina township is very well executed and I likely would have bought a townhouse at Ilham Residence 3 had I known about it when it launched, but I only saw the project around August 2023 when the townhouses have long been sold out.

Looking at it today, I still like the following things about it:

1. Relatively low launch price of around 5xxk. Sime Darby also covers the legal fees for the SPA and Loan.
2. Double storey squarish layout so less stairs to climb compared to 3 storey.
3. The layout also allows for side by side parking instead of tandem.
4. The included solar panels which would be very difficult to implement in a strata development if it wasn't done during the development stage.
5. Actual sample for the floorings materials, doors and sanitary ware displayed at the sales gallery in the absence of a show unit.
5. Sime Darby's proven track record in township development. I really enjoyed the twin lake parks with matured trees and tasteful landscaping.

But then no development is perfect. I heard a few planes fly over during my visit at the twin lake parks which took away the serenity. Maybe a minor issue for some or they will get used to it, or maybe they will find it unbearable. Ultimately it is up to us to go learn about each development and find the best choice for ourselves.

Sub-division of land of PJ East:

I'm assuming these are low dense landed developments because it is not in close proximity to the MRT and is likely out of reach to the masses.

1.5 million and above and the very least

If you are going to Elmina side, wouldn't it be better to just go for the double storey instead?

Townhouse for Ilham 3 5xxk (for 1150 sqft), add 150k more you can get a upper townhouse in Dedaun with bigger size (1550 sqft) and facilities .

Ilham 3 double storey 19xx sqft is going for 830k, add 300k more you can upgrade your townhouse to the nasi lemak double storey property. You can even find earlier phases subsale below 800k.

Comparatively, three storey in Dedaun is 1.4 million is almost double that of the townhouse price. The entry price is much harder to swallow compared to Ilham 3 ds.

Hence for me I will either go for Ilham ds or Dedaun townhouse with the limited budget that I have. Heck I think I will still go for Elmina double storey and travel to Kwasa MRT daily (even if I have money for Dedaun 3-storey) because of the huge price difference.

houses are getting more and more narrower.. topkek...
mahciem sandwich...

in future ayamz will think there will be houses 10x70 4 setori...

Actually not that far fetched since it oledi exists in Japan.

That more than 10ft

It is actually stated to be 3m/10ft (http://www.tezuka-arch.com/english/works/h...njo-no-machiya/)



Anyway, i think the 3 storey height, facade design and dark paint used for the link houses in Dedaun Rimba makes them look narrower than they actually are.

It is actually stated to be 3m/10ft (http://www.tezuka-arch.com/english/works/h...njo-no-machiya/)



Anyway, i think the 3 storey height, facade design and dark paint used for the link houses in Dedaun Rimba makes them look narrower than they actually are.

It would indeed make economic sense to go for Ilham double storey. But ultimately I chose a Dedaun townhouse because I don't need the extra space since I only have 2 occupants sleeping in 1 room, so around 1000 sqft and 2-3 rooms would be my ideal. Any more space/rooms would also mean extra maintenance fee (strata), quit rent, assessment, Indah water (extra unused bathroom also), and extra effort to upkeep for space that I will not be utilizing at all. All these expenses are also expected to keep on rising in the future.

I also prefer the shorter travel time and MRT access of Dedaun, and dislike the aircraft noise in Elmina east.

As for traveling daily to Kwasa MRT, the park and ride area is already over capacity and spill over to the road side almost every day now. So unless it is upgraded to a multi storey car park in the future, this may not be a good choice.

It's 2024 and the windows provided by developer for terrace and townhouse are really small like those in 90s.

Eg townhouse by Sime Darby was launched few years ago in Bukit Jelutong, it has big windows for natural ventilation. Looks modern too.